Mortgage Deduction On the Chopping Block - Big Deal?

The headline reads as follows: Proposal to Limit or Eliminate Tax Deduction for Homes Is Unpopular, Could Raise Billions

There is no doubt that this headline is true on both counts: Unpopular and a Tax Loss for the government. On the opposite side, the mortgage interest tax deduction is Popular with homeowners but is it a big deal?

I set out to answer this for myself in detail using my records. I file separately as head of household with one dependent and I carry a large mortgage in its second year (in 2010), so the effect of a mortgage deduction elimination would be "as big as it gets" in my case.

In the process of estimating all taxes I paid in 2010 I discovered so many hidden charges such as tire disposal fees, and chemical and pollution fees. I do not travel a lot but taxes on hotels, car rentals and airlines are so heavy that they show up clearly.

Also, 2010 was an election year and I run a campaign. My dry clean bill was substantial and I discovered that the actual tax was 10.3% because of the chemical and pollution fees that government has added to the cleaners. The 10.3% includes Honolulu/Hawaii 4.67% general excise tax (GET). So a visit to the cleaners cleans both clothes and wallet!

Utility bills and car fees are vehicles for tax collection and the two of them combined are just as bad as Hawaii's GET which I went at length to calculate from a pile of receipts and statements.

Long story short, my aggregated breakdown of taxes in percentages is shown below, for the actual case with my mortgage and for an estimated case where my $36,000 deduction in mortgage interest was taken away.

It is quite clear that given my total income A, with mortgage deduction in 2101 I paid 0.311A in taxes. If I could no longer deduct mortgage interest then my total tax would have been 0.375A. The difference between the two is substantial and is roughly equal to my 3-year-old's annual day care cost. That's a big deal!

The bottom line is that being in Hawaii without a mortgage interest tax reduction would make me feel quite European. (EU is infamous about its high taxes due to the extensive socialist policies.) Nearly 40% of my middle class income would be lost to taxation.

While the elimination of this deduction may have a small impact in low cost residential markets, it's effects at regions with median housing prices over $300,000 would be significant to the housing and real estate markets, to the taxpayers of those areas and by extension to the general economies of those regions. It would be devastating for the handful of regions with median housing prices over $500,000, and Honolulu is one of them.

The Scariest Halloween Story: The Debt per Hawaii Resident

I am particularly jittery with the financial maelstrom in Greece, but our own back yard in Hawaii seems to be in a very bad financial condition.

Take a look at this article: Hawaii State Liabilities Climb by 60 Percent in Two Years; Expert Calls the News 'Shocking'

So the Hawaii State Health Fund liability comes to ... "a total of $14.0 Billion. (These numbers are for July 1, 2009)" and likely much higher right now. The article does not cover the government employee pensions liability which takes this total to over $23 Billion.

Budget & Finance Director Kalbert Young: "Credit downgrades impact taxpayers because they translate to higher interest rates and borrowing costs. As a result, taxpayers will have to pay more for government or they will have to accept a larger portion of their taxes going towards debt."

Actually his statement sounds like a single blow although it is really a quadruple blow to us:

1. We need to pay more taxes so we'll have less take-home income.
2. More of our taxes must go to pay down the debt and less will go to services and infrastructure maintenance and expansion.
3. The lower bond rating and the corresponding higher finance charge means that the same infrastructure projects will cost more.
4. In addition to their direct impact, points 1, 2 and 3 combined mean fewer jobs because we will have less to spend as individuals and families, have less to spend on projects, and less to pay for services.

To sum it up, the two major state liabilities combined (that is, health and pension which are constitutionally promised to government workers) mean that each person in Hawaii now owes more than $50,000. Then there is the federal debt which is approaching 15 trillion dollars. Simply divide by 330 million for your own share of $45,500.

But wait! The City and County of Honolulu has signed a Consent Decree with the EPA to fix its sewers and provide Secondary Sewage Treatment. The cost is no less than $4,500 per person on Oahu.

I bet you did not know that today you carry a "mortgage" in the amount of $100,000 (and climbing). But in reality only about a third of people pay substantial taxes and it is these same people that will shoulder this burden. A household with two high income earners (say a combined income of about $150,000) and two kids should face a "mortgage" of roughly one half million dollars. Lucky, you now "own" a second unit in Hawaii!

Right now in Hawaii, the only uku-billion project that is discretionary and deletable is the rail. If rail gets into construction, it will cost well more than seven billion dollars and open a hole to sink tens of millions of dollars for annual operations. And don't forget this: Given how tough things are going to get for us, a dollar spent on rail is a dollar not spent on a number of other far more critical needs.

Trick or Treat?
Kaboom!

(I am five days late relative to Halloween, but that shouldn't be a big problem. This scare will last our lifetimes.)

John Pritchett's Hawaii's Unfunded Liabilities cartoon:

A $6 Billion Plan for Hawaii's Long-term Prosperity

Dr. Martin Wachs recently wrote an important article on public investment for transportation and jobs. (See blog post below.) He observed that Democrats and Republicans, liberals and conservatives, rural and urban elected officials—all seek funding for roads and transit projects in their districts, asserting repeatedly that these expenditures will create jobs. He correctly asserts that construction jobs do not inherently have higher economic impact than other new jobs. Construction may generate construction jobs but it also is a huge cost item in and of itself and puts a lot of stress on city and state budgets. (All states except North Dacota have deficits.) Finally Wachs says that a shovel-ready project in no way assures that it will have long-term net economic benefits.

Given Wachs’ sound, detailed and impartial assessment, you now can make your own decision between Plan A and Plan B for Honolulu, Hawaii.

For about six billion dollars you can choose either A or B defined as follows.

Plan A

• Mufi Hannemann's 20 mile, 21 station elevated heavy rail with 3 park-and-ride facilities and no power plant. All of it is a taxpayer subsidized project.

Plan B

• 11 miles of reversible HOT lanes that will improve the Central Oahu-to-town tidal traffic problem by over 30%.
• 3 Superferry vessels to connect our islands and provide a resiliency backbone when an island is hit by a disaster.
• A small Hawaii-based international airline with round-trips to Beijing, Shanghai, Osaka, Moscow, Dubai, Singapore, Sao Paolo and Frankfurt, e.g., Aloha Worldwide.
• A coal power-plant that will reduce Oahu's oil dependency by 15%. All these can be done as incentivized private projects, or public-private partnerships.
  

Which plan is best for Hawaii's long term economic prosperity and which one is best for short term political pork?

You know that the correct answer is Plan B. Why are about 75% of Hawaii's politicians choosing Plan A? Because they care about themselves, because doing the same thing again and again is less work, and because they are told what to do by special interests (their party, big money supporters, and unions.)

Big Projects in Hawaii - Why Are They Stuck?

Big projects are complex. So the question why big projects get stuck can generate enormously complex responses. However, the answer boils down to a simple bottom line: Because they don't make the grade!

There are 10 basic dimensions that account for the reasons that big projects succeed or fail. Each project has its own complex set of technical, legal, institutional and financial requirements but 10 basic reasons cover the fundamental requirements.

A project needs to fulfill a major need (or mitigate a major problem), at a low cost, with a large share of it paid by outsiders, and with minimal environmental impacts and implementation risks. It is also important that a project has a strong local advocacy and a weak opposition, and some political support at all levels. A project has a better chance if it utilizes advance technology or is ahead of its time based on proven engineering (e.g., maglev trains, fiber based structural components, etc.) A sound business plan means that a scenario of reasonable adversity keeps the project's balance sheet solvent and subsidies are kept to a minimum even for government projects.

Table 1 presents the 10 fundamental requirements and theoretical scores using a scale where 5 is best and 1 is worst. As a result, a project that garners 50 points is “excellent” and would likely be built at a breakneck speed. Thirty or more points are needed for a project to be deemed “good,” therefore worthy of serious consideration for implementation. Projects with less than 30 points are deemed to be fair or bad and should be avoided.


There have been many high scoring projects such as the successful establishment of Costco and Wal-Mart in Hawaii in less than 10 years, the H-Power and AES power plants on Oahu, the 10 miles of Tampa’s reversible toll lanes built in less than 7 years for less than $400 Million, and the I-35W bridge replacement in the Twin Cities costing $234 Million (completed 3 months early and is Light Rail-ready,) just to mention a few.

Job creation is not a factor. While privately funded projects typically generate new jobs, several taxpayer funded projects tend to be make-work projects. In addition, the job creation aspect is partly accounted for by the Local Advocacy and Political Push factors.

Table 2 presents a sample of 8 big projects in Hawaii and their scores for the 10 basic requirements based on my ratings. Three local projects made it because they deserved it, two failed because they deserved it, and three big ones are predicted to fail. Other experts may assign different scores but the average scores of a handful of unbiased assessors with knowledge of all facets of a project should yield a reliable overall score for a proposed project.


Both the H-3 freeway and the grand expansion of the Honolulu International Airport (HIA) including its controversial reef runway had major cost and environmental problems, but their superior payoff (by providing needed roadway and runway capacity), sound business plan (by paying for themselves in the long run), and generous federal cost sharing garnered them a good score. They got done and work well.

Similarly the Hawaii Convention Center had a lot going for it. The main issue was its location. Once this was resolved, the project was built expeditiously. Its business plan was and still is weak.

Two recent project failures in Hawaii are unique. Both are water transportation projects, and both were implemented and then failed. Both should never have been started. This is particularly true for TheBoat that never had a credible business plan or solved a problem. It removed the equivalent of 2 to 4 buses from the road at a cost of $32 per commuter trip. The (sometimes nauceous) commuter paid only $2; all the rest was public tax subsidy.

The SuperFerry was a fitting transportation addition in the island state of Hawaii but it needed a super-sized investment in order to succeed; roughly four times what was actually available. It needed three fully debugged vessels with no need for custom docking platforms, and it needed media campaign and political greasing similar to the 2006-2008 pro-rail blitzkriegs. Given these requirements, it is questionable that a marine company can make a profit at the level of investment needed for establishing a competitive service. There have been several attempts since before statehood, all leading to losses and closures.

At least three large projects are currently "on the table" in Hawaii: The city's rail project, B.R.Horton's Hoopili project in Ewa (over 12,000 residential units), and the Big Wind project where wind turbines on Molokai and Lanai will generate 400 MW of electric power to be used on Oahu via submerged cables.

None of these projects make the grade. This does not mean that they will not be built. But it does mean that building them is not a good idea and that the monies should have been better spent on other projects and opportunities. Here is why.

Both Rail and Big Wind fulfill a major need but with archaic or problematic technology. Their project proponents have greased the wheels well and they enjoy strong political support, but both projects are very expensive for what they offer and the cost share by outsiders is small or nil. They have large impacts mostly borne by non-users. Both have strong local advocacy and opposition so that's a wash.

Hoopili and Big Wind have credible business plans but their externalities are not accounted for, e.g., Hoopili and surrounding developments require their own freeway lane to/from town, but none is being built. As a result, over 100,000 existing residents will suffer much worse congestion upon Hoopili’s completion and occupancy (even assuming rail is there.) In addition, both the rail and Hoopili obliterate a large portion of prime agricultural land in central Oahu.

A major externality of rail and Hoopili that is not accounted for in their direct costs is the loss of a major portion of prime agricultural land on Oahu. This is a huge loss for an overpopulated remote island.

The 20 mile rail should be replaced by 11 miles of High Occupancy and Toll (HOT) lanes and point-to-point express buses. Hoopili's 12,000 units should be replaced with 12,000 units in Kalihi and Kakaako. Big Wind should be replaced with geothermal power plants on Maui and Big Island, and coal, solar and biomass on Oahu.

The scores for HOT Lanes and Better Energy are shown in Table 3 below. These are good projects that should get done!

Note 1: Those who desire a better understanding on why big projects get or don’t get done may read articles on Megaprojects by Oxford University professor Bent Flyvbjerg, and Utah University's study on Bootleggers, Baptists and Enterprising Politicians, that is, the alliance of profit-driven interests, groups of uncompensated advocates, and opportunist politicians that form the tripartite support alliances needed for a big project to muddle through the project development process.

Note 2: On June 23rd at the Plaza Club, HVCA and ThinkTech present Big Projects in Hawaii - Why are they stuck? Contact: Jay Fidell, ThinkTech Hawaii, jay@fidell.com, (808) 780-9254 for information.

Problems Big and Small. Sensible Solutions for All.

[This is an enriched version of my TEA 2011 speech at Hawaii Capitol on April 15, 2011]

We got big Problems. So does everybody else… states, the whole country, other countries. What we need is Sensible Solutions. Instead we get more government solutions and more taxes.

Pension accounts for city and state government employees will be broke soon-- they face huge account deficits and Hawaii leads the way in this. Their solution? Tax pensions or bury their head in the sand. The sensible solution is to raise the retirement age to 70 years of age.

Homelessness. Their solution? Build more public housing. The sensible solution is to take care of the homeless needs and provide transitional housing. Transition the homeless back to normal life. Do not warehouse them. Empower, consolidate and better organize non-profits that care for the homeless. Set limits on the benefits that the homeless receive.

Power. We pay the most for electric power. We complain about the price of gasoline but it’s only 15% more expensive than the mainland average. Our electricity is about 300% more expensive. Whose fault is this?

The legislature's with their "green" objectives that put into effect without any cost analysis, the PUC's controls, and HECO's monopoly. The monopoly buys wind and solar power for 15c per KWh and sells it to ratepayers for 30 to 40 cents.

The sensible solution is to deregulate. Within 20 years we can have a competitive energy market with solar, geothermal, coal, OTEC, biomass, algae, etc. distributed power providers.

Planning is a big problem. We have the Oahu Metropolitan Organization (OMPO) that coordinates all transportation plans in the city and county of Honolulu. But the key people on the all-important policy committee are the Transportation Committee chairs of the Senate and the House. For many years they are both from Maui. So the county of Maui decides the transportation plans of the county of Honolulu. This absurdity is going on for a decade now and has lead to gross miss-allocation of funds with Honolulu at the losing end.

Traffic is a big problem. We need roads to move over 90% of the people who use vehicles. Instead government plans to waste 6 billion dollars to help the 1% of people on the rail. And cutback TheBus in the process.

TheHandiVan is a costly service. Its archaic and inflexible booking system requires 1 or 2 day advance reservations. This inconvenience costs $35 per rider. TheHandiVan services can be fully substituted by private modified vans of which there are several on island in private transportation. They provide quick and courteous service, local jobs and a modest profit at about $25 per ride. TheHandiVan is proof that Sensible and Government do not go together.

Waste Management is a problem. Their solution? Business as usual: Landfills and expensive, fake recycling. Best solution? Privatization and incentives for remanufacturing. The private sector can deal with landfill issues, burning and recycling. Or sending trash to mainland or Asia. Leave environmental requirements as is, and let the private sector find the solution set including the remanufacture of recycled paper, plastic, fats, oils and lubricants.

Pavements and potholes. Their solution? Neglect, followed by expensive contracts and sloppy pothole plugging by city crews. The sensible solution is to go on routine pavement maintenance so that our local refineries can plan their asphalt production. (I understand one of them has quit making asphalt because of the unpredictability of demand.) Sign 10 year contracts with quality guarantees and price discounts. Get the City out of the pothole repair business.

Sensible Solutions have these basic ingredients: Less centralization, less taxation, less regulation and greater private sector participation.

Higher Gas Prices. Go for Trains and Electric Cars?

Fuel prices are trending upward in a hurry due to world events.

Local governments, including Honolulu's also are increasing fuel taxes.

The damage to people's wallets and family budgets will worsen.
So is it more economical to switch to a train or an electric car? This is definitely not a good choice in Honolulu.

Hawaii has by far the highest price per kilowatt-hour of electric power in the nation. The current price on Oahu is about 28 cents per KWh or 230% higher than the U.S. national average. AAA reports today's regular gas price in Honolulu at $4.084 per gallon or 15% higher than the U.S. national average.


Over 75% of the electric power on Oahu is produced by oil.


So it is pain at the pump and pain at the plug. But in relative terms, gasoline is a bargain. Honolulu pays a 15% premium on gas and a 230% premium on electricity.

This has two important implications for transportation in Hawaii:

1. The 100% electric car Nissan Leaf is rated by EPA at 99 MPGe (miles per gallon equivalent) assuming the average price of 11 cents per KWh in the US. This reduces to about 40 mpg in Hawaii because power is 230% more dear. As a result, the Nissan competes with similarly fuel efficient Ford, Honda, Hyundai and Toyota hybrids which cost less and have a range of 400 miles instead of 100 miles.
2. The operating cost and pollution impact of the proposed rail will be staggering because it draws several megawatts of electricity, runs almost empty for 16 out of 20 hours of its daily operation, and has a minimal benefit on traffic congestion.

(Of course by now it is clear that rail is the way for billions of taxes to be reallocated to special groups and politicians -- both of them pushing it madly.)

A Simple Analysis of USA’s Debt to China and Japan

The March 5, 2011 issue of The Economist states that USA’s debt to China at the end of 2010 in the form of U.S. Treasury notes was 30% higher than had been thought. China holds $1.19 Trillion in U.S. Treasury notes and Japan holds $882 Billion of the same.

So this form of debt of the USA to China and Japan comes to $2,072,000,000,000.

Let’s try to get a handle on this. The U.S. has about 140 million taxpayers (indeed, less than half of the population files for federal taxes) and 20% of them pay minimal amounts. That leaves about 100 million taxpayers holding this bag.

What’s your share? $20,720!

The average U.S. taxpayer owes China and Japan about $21,000. Your rate will vary depending on your income: If you make $50,000 you pay roughly 15% of that to the IRS, but if you make $200,000 you pay 30% of that to the IRS.

We got ourselves into a deep (and deepening) hole. There is one way to lessen this: Devalue the dollar to ½ its current worth. In this way, our average taxpayer debt to China and Japan becomes about $10,000.

Unfortunately at the same time everything at Walmart and at the gas pump doubles in price. Overnight the gas price goes from $4 to $8 per gallon. And a large portion of the population becomes impoverished.

Twenty plus years of tax and spend and entitlements will come full circle. Entitlements are the wrong way to pull people out of poverty. They ballooned the national and local debts. And the poor will pay the heaviest price no matter how hard “socially minded” decision makes have tried to help them.